Fairmount Condominium
Overview & Key Facts
Fairmount Condominium is a small, low-rise 99-year leasehold development at 30 Eastwood Road in District 16, tucked into the quiet residential grid between Upper East Coast Road and Bedok South. Completed in 2000 by Hong Leong Holdings through its Fairmount Development subsidiary, it comprises just 64 units across four storeys — a boutique scale that is increasingly rare in this stretch of Bedok.
The lease commenced in 1996, which leaves roughly 69 years remaining as of 2026 — enough runway for most buyer profiles, but close enough to the 60-year financing threshold (nine years away) that it is worth factoring into any 10-year investment horizon. The development's unit mix is deliberately narrow: predominantly 2-bedroom and 3-bedroom layouts from 904 to 1,270 sqft, with a handful of penthouse units stretching to around 1,981 sqft including roof terraces.
What has changed Fairmount's prospects most dramatically is not the building itself — it's what has been built around it. The Sungei Bedok MRT interchange sits just 480m from the front gate, connecting the Thomson-East Coast Line to the Downtown Line. For a 25-year-old condo that pre-dates both lines, suddenly inheriting a two-line interchange on its doorstep is the kind of infrastructure uplift that reshapes a holding case.
Location & Connectivity
Fairmount's biggest single locational asset is the Sungei Bedok MRT interchange at 480m — a genuine walk, not a notional one. The station serves both the Thomson-East Coast Line and the Downtown Line, meaning residents can reach Orchard, Marina Bay, Shenton Way, or Expo without needing to change trains in most cases. For a Bedok-area condo, this is an unusually strong commute profile.
Bedok South MRT (TEL) at 1.14km and Tanah Merah (EWL interchange) at 1.26km add redundancy — if one line is down, residents have alternatives within a 15-minute walk. Drivers get quick access to the ECP and PIE, with the CBD reachable in around 20 minutes off-peak and Changi Airport in under 10.
The immediate neighbourhood is a mature mix of private condos, low-rise walk-ups, and the landed enclaves of Upper East Coast — quiet by day, sleepy by night. For groceries and food, residents have Cold Storage at Eastwood Centre, Giant at Bedok Marketplace, Bedok Food Centre, and the ever-popular Bedok 85 Market all within a short drive. East Coast Park is about 1.5km away — close enough for a weekend cycle, far enough that the condo itself remains quiet.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Bedok View Secondary School | secondary | Within 1 km |
| Fengshan Primary School | primary | ~1.1 km |
| Bedok Green Primary School | primary | ~1.1 km |
| Ping Yi Secondary School | secondary | ~1.1 km |
| Yu Neng Primary School | primary | ~1.1 km |
| Bedok South Secondary School | secondary | ~1.2 km |
| Overseas Family School | international | ~1.3 km |
| Park View Primary School | primary | ~1.6 km |
Facilities
Facilities at Fairmount are best described as boutique-essential: a lap pool, a small gym, a BBQ pit, a function room, a playground, and 24-hour security. There is no tennis court, no clubhouse, no concierge, and no spa — and residents considering this development should be clear-eyed that this is the trade-off of living in a 64-unit block rather than a mega-development.
What you gain in return is exclusivity of use. With 64 units, a morning swim rarely means queueing for a lane. The BBQ pit is bookable without the fierce competition seen at 500-unit developments, and the playground genuinely services the small cohort of resident children rather than being perpetually over-run. For owners who value a quiet, low-density environment over facility breadth, this is a feature, not a bug.
“Small and quiet — you actually know your neighbours. The pool is rarely crowded and parking is never a problem.”
— Paraphrased resident sentiment via PropertyGuru reviews
The flip side has also been flagged publicly: some older reviews describe common areas as tired, with maintenance standards varying with MCST leadership. This is an issue that frequently affects small developments — a 64-unit sinking fund is thin, and upgrade cycles are slow compared to large developments. Prospective buyers should ask about recent and planned maintenance spend, sinking fund balance, and any pending AGM resolutions before committing.
Unit Sizes & Layout
Fairmount's unit stock is compact by design. The main layouts are 2-bedroom units at around 904–1,000 sqft and 3-bedroom units at 1,100–1,270 sqft, with a small number of penthouse units up to ~1,981 sqft (including roof terraces of 700+ sqft). Compared to newer launches in the same sub-market, these sizes are genuinely generous — a modern 3-bedroom at Sceneca Residence typically comes in at 850–950 sqft, for example.
Orientation matters here. Units facing the landed enclave to the rear of the site enjoy the quietest profile and unobstructed low-rise views that are very unlikely to be disrupted, given the GLS-protected landed status of adjacent plots. Units facing Eastwood Road pick up more ambient traffic noise, particularly during peak hours. With only four storeys, high-floor versus low-floor distinctions are minor — unlike taller developments, top-floor units don't command much of a view premium, though they do benefit from private roof access in penthouse stacks.
One unit-level consideration unique to Fairmount: the 4-storey massing means a meaningful share of stock sits on the 1st and 2nd floors. Ground-floor units here have private patio space but also deal with the trade-offs common to low-rise Singapore condos — mosquitos, reduced privacy, and some risk of pooling during heavy rain. Inspect drainage and ventilation carefully.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,106 | $1,000,000 |
| 3 BR | 4 | $1,149 | $1,410,000 |
| 4 BR | 1 | $776 | $1,470,000 |
| 5 BR | 5 | $862 | $1,692,155 |
Pricing & Market Position
Based on 12 recorded transactions, sale prices range from $920,000 to $1,850,000, averaging $1,464,231 (~$1,288 psf).
Rents range from $1,480 to $5,500 per month across 36 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 43.6% (from $897 to $1,288 psf).
Neighbourhood Comparison
Fairmount's most direct competitors within District 16 fall into two buckets. The new-launch bucket — Sceneca Residence (S$2,084 psf, 99-yr from 2021, TOP 2026) and Pinery Residences (S$2,550 psf) — offers fresh leases, integrated retail at Sceneca, and modern specifications, but at nearly double the PSF. For a 3-bedroom comparison, a Sceneca unit at ~900 sqft and S$1.88M sits opposite a Fairmount unit at ~1,200 sqft and S$1.55M: more space for less money, at the cost of 26 fewer years on the lease and the renovation burden.
The resale-peer bucket — The Bayshore (S$1,229 psf, mega-development, 1,038 units), The Glades (S$1,610 psf), and Eco (S$1,443 psf) — is more nuanced. The Bayshore is cheaper and larger-scale but is a 30-year-old mega-condo with its own lease-clock concerns. The Glades is Tanah Merah–adjacent, newer (TOP 2016), and commands a ~45% PSF premium reflecting the fresher lease. Eco sits in a middle position — newer than Fairmount, smaller scale than Bayshore, and roughly 30% more expensive per foot. For buyers who prize the Sungei Bedok MRT adjacency specifically, Fairmount's proximity is hard to match at its price point — only Sceneca is comparably close, and it prices accordingly.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| FAIRMOUNT CONDOMINIUM | 99 yrs lease commencing from 1996 | 2000 | 64 | $1,288 |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| VELA BAY | 99 years leasehold | — | — | $2,869 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,232 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,613 |
Lease Decay Analysis
The 99-year lease runs from 1996, meaning approximately 30 years have already been consumed. Roughly 69 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~69 years | Full bank financing available |
| 2035 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2055 | ~39 years | Significant financing restrictions for next buyer |
| 2095 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~59 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates FAIRMOUNT CONDOMINIUM across multiple dimensions.
What Residents Say
“Quiet, small, and you get parking every night. MRT is now right outside — the whole area has changed since TEL opened.”
— Paraphrased resident sentiment via 99.co
“Property is old and common areas need upgrading. The pool area is basic and you can tell the sinking fund has been stretched.”
— Paraphrased resident sentiment via PropertyGuru
“Good value if you're willing to renovate. Units are larger than anything being built today at this price point, and you're walking distance to a proper interchange.”
— Paraphrased sentiment via EdgeProp
The pattern across review platforms is consistent. Residents who moved in during the past few years — largely in anticipation of Sungei Bedok's opening — are broadly positive on the location upgrade and the boutique scale. Longer-term owners are more critical of maintenance cycles and the visible age of common areas. Both views are defensible, and both reflect real features of the development. Prospective buyers should ask to see the last two AGM minutes and sinking fund statements before making an offer.
Strengths & Weaknesses
- 480m to Sungei Bedok TEL–DTL interchange — walkable two-line connectivity
- Boutique scale (64 units) — low density, never-crowded pool & car park
- Generous unit sizes vs new launches (2-BR ~900 sqft, 3-BR 1,100+ sqft)
- Significant PSF discount to new peers (~$1,111 vs Sceneca ~$2,084)
- Hong Leong Holdings developer pedigree
- Seven schools within 1.5km including Overseas Family School (expat draw)
- East Coast Park at 1.5km for weekend cycling and recreation
- Quiet residential enclave adjacent to landed housing
- 69 years lease remaining — comfortable for own-stay buyers
- Lease drops below 60 years in 9 years (triggers 30-year max loan tenure)
- Facilities are minimal — no tennis, clubhouse, or spa
- Common areas show their age; sinking fund is thin at 64 units
- 25-year-old finishes mean renovation budget of $60k–$120k is typical
- Only 4 storeys — limited high-floor view premium
- No CPF use in 29 years (material for next-buyer resale pool)
- Low-density means lift/lobby standards below mega-condo peers
- Ground-floor units face mosquito and drainage considerations
Verdict
Fairmount Condominium is an interesting case of a small, mid-1990s development that has been materially re-rated by infrastructure. When the lease commenced in 1996, Eastwood Road was a quiet side street served by Bedok MRT and buses. Today, with Sungei Bedok TEL–DTL interchange at 480m, the same address sits on a two-line MRT node — a connectivity profile better than many District 9 freehold boutique blocks of the same vintage.
At an average transacted PSF of ~S$1,111 over the last 12 months, Fairmount prices at a significant discount to newer 99-year peers in the same MRT catchment. Sceneca Residence transacts at ~S$2,084 psf and Pinery Residences at ~S$2,550 psf — premiums that partly reflect fresher leases, newer finishes, and developer-brand cachet. Buyers willing to take on a 69-year leasehold in exchange for double the PSF value, and who plan meaningful renovations anyway, have a defensible thesis.
Where the argument weakens is in the exit. In nine years the lease drops below 60 years and maximum loan tenure shortens to 30 years — a real constraint for the next buyer. In 29 years, CPF usage restrictions begin to bite meaningfully. For own-stay buyers planning a 10–20-year occupation, these are distant concerns; for investors targeting a 5–7 year flip, the holding window aligns tolerably with current conditions, but no longer than that.